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202 Yelm Ave W Notes (2) The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES APRIL 14, 2021 Debra Nimocks proposes to add a pick up window to a business located at 202 Yelm Avenue West. This includes an outdoor bbq smoker and serving patrons via a pick up window. The applicant states that the window is pedestrian pick up only, not a drive through window. The parcel is located at 202 Yelm Avenue West, and is the location of Yelm Floral. Assessors Tax Parcel number 85800200100. The property is zoned Central Business District. In the spring of 2020 the City was contacted by Brian Pillsbury to operate a mobile food unit at Yelm Floral. It was determined that the site did not meet requirements for accessibility to the mobile unit, and did not include approved parking. The City also misunderstood that the mobile unit was only a BBQ food smoker, and not a mobile food vending unit. As such, the City was not clear that the intent was to serve food from inside the building. Later that year, Yelm Floral worked with the City to create approved parking at the site. The current request is to create a “pick-up” window and serve food from within the existing building. The addition of food service is considered change of use, as well as an additional tenant within a building permitted for a single use. PROCESS The approval process from initial concept to final occupancy consists of three steps: land use review, civil plan review, and building life/safety review. Land Use Retail and service establishments are allowed uses in the Central Business District (CBD). The CBD does not allow drive-through establishments. The applicant states the window is walk up only. As the use is permitted in the CBD, the additional tenant and creation of a walk up food pick up window requires a ministerial site plan review. The Ministerial review is an administrative review and does not require notification of the application to surrounding property owners, nor does it require a public hearing before the Hearing Examiner. A complete application will be routed to the City Public Works Department for comment. City staff reviews the application, and provides an approval with conditions to bring the site into consistency with the development regulations of the Unified Development Code. The ministerial site plan review process typically takes between 4 to 6 weeks. Page 2 of 3 Civil Plan Review The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. It appears that no additional infrastructure will be required. If that remains the case, civil construction plans will not be required. Building Life/Safety Yelm has adopted the International Building Codes and reviews building plans for life/safety and consistency per these codes, as adopted by Washington State. Electrical permits and inspections are through the Washington State Department of Labor and Industries. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. ENVIRONMENTAL The project is exempt from SEPA review. CONSISTENCY WITH DEVELOPMENT STANDARDS Site Design Retail establishments require one stall per 250 square feet of gross floor area. Establishments serving food and drink require one stall per 200 square feet of gross floor area. Existing parking meets this requirement. Landscaping Based on the site plan proposed, no additional landscape will be required. Transportation Frontage improvements are required. Yelm Avenue West, and Railroad Avenue are not constructed to City standards. At this time the City would be in favor of approving a deferral of frontage improvements. This requires the property owner to sign a deferral agreement. Transportation facility charges are based on the new pm peak hour trips generated on the site. Credit is given for the existing retail use. There is not currently a trip generation rate for food service with walk up service only. Understanding that this is not a drive through, the closest trip rate to use is a sit down restaurant without drive through. This creates a trip generation of 7.49 trips per 1,000 square feet. The site plan submitted did not provide a scale. The building is approximately 1283 sq. ft., and it appears that the food service will occupy about one quarter of the building, or about 320 square feet. Credit for existing “specialty retail” is 2.71 new pm peak hour trips creating 1.25 new pm peak hour trips at the site. Page 3 of 3 Potable Water The property is connected to City water service. Average consumption for the floral business is very low. With window pick up, it is not anticipated that additional water connections would be required. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. Fire hydrants, with hydrant locks are required based on the International Fire Code. Specific details will be reviewed at both land use application, and during civil plan review. Waste Water The property is connected to City sewer service. Food preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must be designed by a licensed engineer and reviewed by the City. If additional water connections are required, additional sewer connections will also be required. BUILDING DESIGN The floral portion of the building is classified as a M Mercantile Occupancy, the commercial kitchen portion of the building is classified as a B Business Occupancy defined as a commercial kitchen less than 2,500 square feet in area not associated with a restaurant. The hazards associated with the use of these two occupancy classes in one building does not require a fire rated occupancy separation. FEES & CHARGES LAND USE REVIEW Ministerial Site Plan Review $250 BUILDING PERMIT REVIEW Plan Review Based on value Building Permit Based on value Transportation Facility Charge (new pm peak hr trip) $1,497 (1.25 trips = $1,871.25) **Fees subject to change These notes are based solely on the site plan and description submitted March 30 2021. They are meant to map out the process for approval and to point out any potential conflicts with City standards and are NOT meant to fully review the proposed project with all regulations.